To address climate change, the decarbonisation of Germany's existing building stock urgently needs to be prioritised. However, the rate and depth of refurbishment has lagged behind official targets for years. This is a particular problem in the rental sector, where the costs and benefits of energy efficiency measures tend to be unevenly distributed between landlords and tenants (the so-called "landlord-tenant dilemma"). Within the context of the current policy landscape, investments in energy efficiency consequently make most sense for landlords if the upfront costs can be refinanced via increased rental income or reduced vacant periods. This paper seeks to investigate the validity of this statement at city level by using a large dataset from one of Germany’s main internet property platforms to examine how the willingness of tenants to pay for energy efficiency varies across residential locations in the city of Wuppertal.
The small-scale spatial analysis highlights the existence of a price premium for energy efficiency in the rental market for apartments; however, this premium is generally small (especially in comparison to other property enhancements, especially visible improvements) or even non-existent in some residential areas. Consequently, investing in energy efficiency is rarely an attractive option for landlords. Therefore, strong policy action, aligned with social and urban development policy objectives, is necessary to establish an effective incentive structure in the market and make investing in energy efficiency more attractive for both landlords and tenants.
Mixed-method research to foster energy efficiency investments by small private landlords in Germany
(2020)
The decarbonisation of the building stock is an important element for the success of the German Energiewende (energy transition). Despite some progress having been made, the rate of energy renovation falls below the level required to meet political commitments. This gives rise to the question: what deters property owners from making energy efficiency investments and how can the policy framework foster such investments? To answer this question, the paper focuses on a widely neglected property owner group: small private landlords (SPL). Although they manage 37% of all residential rental properties in Germany, very little is known about their decision-making processes for energy efficiency investments. We applied a mixed-method design to identify factors that hindered and supported their investments. In an explorative study, we initially conducted 18 problem-centred interviews. Subsequently, we carried out a postal survey and analysed the questionnaires using a hierarchical linear regression model. The results show that energy renovation is a multi-dimensional decision-making process, which can only be adequately addressed by a comprehensive policy package. To develop such a package, the author recommends that the specific investment behaviour of SPL must be better targeted, their knowledge about energy efficiency investments must be improved through exchange and networking, a sense of responsibility for the neighbourhood must be fostered, and greater focus must be placed on improving local framework conditions
The German government aims to achieve virtually climate-neutral building stock by 2050 to tackle climate change. To realise this goal, comprehensive policy packages based on neoclassical economic theory are in place to foster energy efficiency investment. However, in the building sector, there is increasingly a gap between this aspiration and the reality. It is claimed that one of the main reasons for this is that the existing policy framework fails to address the specific characteristics and needs of different groups of building owners. This is a particular challenge in Germany, where 80% of all dwellings are owned privately and 37% are rented out by small private landlords (SPL). Despite the significant numbers of SPL, they often follow black box decision-making processes when considering energy renovations. In this study, the author uses an explanatory model to understand the decision-making processes of SPL, combining theoretical aspects from different research disciplines. This model was applied to a low-demand housing market in a neighbourhood in the Ruhr area. Eighteen semi-structured interviews (each lasting between 37 and 115 min) were conducted, demonstrating that in addition to economic factors, the values, beliefs, norms and routines of SPL - as well as their personal capabilities and contextual factors - play an important role in their decision-making. Based on the findings, recommendations are made for enhancing the effectiveness of existing energy efficiency policies and other supporting instruments (e.g. tenancy law and social legislation), tailored to the specific needs of SPL.
Tackling fuel poverty has become an increasingly important issue on many European countries' political agendas. Consequently, national governments, local authorities and NGOs have established policies and programmes to reduce the fuel poverty vulnerability of households. However, evaluations of such policies and programmes show that they barely reach those who are most in need. The reasons for this failure are diverse and include fuel poverty measurement metrics, local scale data availability and policy design. This raises the question of how fuel poor homes can be more effectively identified and targeted to ensure that limited local and national budgets are used to benefit those who most need help.
Area-based approaches, which pinpoint spatial units highly affected by fuel poverty due to their specific characteristics, offer an opportunity for creating more tailored policies and programmes. In this study, the author developed a GIS-MCDA (Multi-Criteria Decision Analysis), using an AHP (Analytical Hierarchy Process) and applied the approach to the German city of Oberhausen. The overall issue of fuel poverty was broken down into three vulnerability dimensions (heating burden, socio-economic and building vulnerability), the relative importance of fuel poverty criteria and the dimensions were evaluated by experts, and an overall Fuel Poverty Index was created to assess the relative fuel poverty vulnerability of 168 urban neighbourhoods.
The analysis offers insights into the spatial pattern of fuel poverty within a city and thus provides an opportunity to channel efforts towards households in those neighbourhoods most in need. It also demonstrates that a trade-off between ecological and social targets should be considered in the development of future policies for tackling fuel poverty.
Optimization and simulation models are fit to work on a multitude of technical, economic, and techno-economic questions. However, they are by now not able to satisfactorily include societal aspects like acceptance, spatial implications and legal frameworks. In order to advance scope and explanatory power of simulation models, collaboration in interdisciplinary research teams is needed. Yet the exchange in such teams and its coordination can prove challenging. Furthermore, disciplinary approaches and methods for simulation and optimization might not be familiar to all participants.
To this end, a new conceptual model is introduced. The conceptual model employs few basic elements and concepts for describing and explaining arbitrary societal and technical relationships. Most notably, the conceptual model is general in its design, so contributions to the problem formulation and design components can be made by all team members regardless of their discipline. The procedure is based on common agent-based concepts without using their terminology. Consequently, an exchange among all team members becomes possible without them necessarily being proficient in agent-based modeling. A reduced presentation of workshop results exemplifies the use of novel elements for deriving an emergent agent-based simulation.
Policy evaluation is widely considered important for assessing policies for effectiveness and impact. Municipalities are among the political actors implementing energy and climate policy. Yet, few municipalities have introduced adequate instruments to monitor the effectiveness of their actions. Often, municipal actors consider local greenhouse gas (GHG) inventories to be sufficient to monitor the impact of their actions. This paper points out why the expectations placed on local GHG inventories as a monitoring instrument can rarely be met in practice. On the basis of German examples, it shall be shown that a thorough calculation of actual local energy and GHG reductions attributable to local efforts is often only partially possible, and is complicated by external factors. A supplementary approach to the top-down method is to evaluate local programmes from the bottom-up. This paper discusses efforts to develop an instrument for a bottom-up monitoring of the city of Hamburg's Climate Action Plan.